13 Montague Terrace

A four-story brownstone of the Anglo-Italianate type: flat-fronted, cornice-lined, with the full-height parlor windows and shallow stoop that distinguish the idiom from the high-stooped Italianate brownstone of the 1870s. The corner position gives the building a Remsen Street flank, and the 35-foot frontage means the plan is wider than the row-house norm; the approximately 870-square-foot gross-area ratio per apartment is not interior area and does not establish larger apartments than in a 25-foot Heights house.

That width is the composition story. Verify room counts and interior dimensions from actual plans; building width and gross area alone do not establish one- or two-bedroom layouts or which levels contain the largest homes. Exposures run west to Montague Terrace, south to Remsen Street on the corner side, and east to the block's interior gardens. Western rooms look across the terrace at the low street wall of the Promenade-backing houses opposite; harbor sightlines vary by floor and by window, and should be verified from the specific apartment rather than assumed from the address.

The house carries two regulated elevations rather than one — brownstone face, cornice, window openings, stoop and ironwork on Montague Terrace, and the full Remsen Street flank besides. Assess the actual brownstone condition, repair specification and costs rather than rank maintenance demands by material alone, and any repointing or replacement scheme runs through the Landmarks Preservation Commission before it runs through a contractor.

Round Table Associates, Inc. has run the house since 1984 on the small-building model: no elevator on record, no staff on record, and no managing agent documented in current public records — the only HPD registration on file for the property lapsed in the 1990s; an expired registration does not establish current self-management. Confirm all of it directly; a ten-shareholder corporation can change its arrangements without leaving a public trace.

The recorded financing history provides dated context. Across four decades the corporation's recorded borrowing has run in the tens and low hundreds of thousands: $45,000 in 1982, roughly $120,000 in 1992, small consolidations through a $300,000 stated amount in 2016, and a $300,000 mortgage in favor of Emigrant Funding Corporation recorded June 12, 2026. Recorded loan amounts and ten apartments do not establish current debt per share, leverage or a district ranking. Obtain current balances, share allocations, reserves and assessment history to establish financial position and how capital work was funded.

For a brownstone of this age the capital list is predictable and expensive: façade and cornice maintenance under applicable Landmarks rules, the stoop and areaway, roof and flashing, party walls with No. 11, and the age of the risers and heating plant. The corner adds a second street elevation to inspect. FISP applies to buildings higher than six stories; the four-story height described here does not establish a mandatory filing cycle, so confirm DOB’s classification.

Recent sales

Recent transfers at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Median listing discount -9.1% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00247-0015). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price.

Verify the capital record, not just the debt. The recorded mortgage does not establish current total debt or the source of capital funding. Ask for the assessment history and the most recent engineer's report.

Confirm what you can see from the apartment. Western exposure across a one-block terrace is not the same as a Promenade view. Stand in the rooms at the hour you would use them.

The corner is the value. Inspect the specific home’s southern exposure, layout and measured interior area; a 35-foot building frontage does not establish larger apartments than neighboring houses.

Assume a walk-up and confirm. No elevator is recorded for this row.

Get current policy in writing. No offering plan for this building sits in our library, and no current managing agent is documented. Pets, sublets, financing minimums and any flip tax come from the board directly.

Name the row and name the corner. An Anglo-Italianate brownstone terrace of seven houses, catalogued as a unit by the Landmarks Preservation Commission, with this house closing it at Remsen Street and carrying a second address on that street. That is a listing headline no other apartment on the block can write.

Say what the LPC did not record. The Commission noted stoop removals at four of the seven houses and none at No. 13. Confirm the entrance's current condition; presented accurately, an intact entrance is a real differentiator.

Provide the financing and capital records. Present the June 2026 recorded $300,000 mortgage alongside current balances, terms, reserves, liabilities and planned work; the recorded amount alone does not establish a strong balance sheet.

Price against the harbor edge, not the corridor. The comparable set is the district's Promenade-adjacent boutique cooperatives, not the staffed elevator buildings on Montague and Remsen Streets.

If you're considering 13 Montague Terrace, also evaluate:

• 10 Montague Terrace — the converted Sanger mansion at the Remsen end of the west side; the closest possible location comparable, directly across the street
• 2 Montague Terrace — the 1927 full-service cooperative at the head of the same block; the service-model opposite
• 39 Remsen Street — cooperative on the same tax block, around the Remsen Street corner
• 62 Montague Street — Montrose W. Morris's 1888 apartment house at the block's Montague Terrace corner
• 66 Montague Street — moderate-scale cooperative on the same block, near the Heights Casino
• 1 Pierrepont Street — prewar cooperative at the harbor end of Pierrepont; the tall-building alternative on the same edge
• 129 Columbia Heights — Beaux-Arts cooperative on the bluff with a comparable exposure argument
• 2 Grace Court — elevator cooperative on the district's quiet southwest cul-de-sac
• 100 Remsen Street — full-service cooperative three blocks east on Remsen; confirm construction date and actual maintenance before comparing